What is the real estate escrow account? What is its purpose? To whom does the law apply?
The real estate escrow account is a bank account of a real estate project in which the amounts collected from purchasers for the units sold off the plan (on the map) or from the financiers of the project are deposited.

The escrow account aims to regulate the building and construction processes of the units sold on the map guaranteeing investors’ rights. The provisions of the law apply to the developers (all real estate developers in Dubai, without exception), who will sell real estates on the map of the projects in the Emirate of Dubai and, in return, receive payments from the purchasers or financiers.

How is the progress of a project confirmed according to its latest approved technical audit?

You can do so by visiting Dubai Land Department’s website – Real Estate Regulation – Tracking the status of projects.

What are the entities obligated to open an escrow account?

The escrow account law applies to all real estate developers working in Dubai and those who sell units off-plan, and, in return, receive payments from purchasers or investors as well as from the financiers of the project.

What are the financial institutions approved by the Real Estate Regulatory Agency to manage the escrow account?

You can visit Dubai Land Department’s website through the link below to learn more about the approved financial institutions

Does the law apply to projects that were announced prior to its issuance?

The law applies to all the projects that have been completed and sold off-plan. The law provided a period of six months since its issuance to all developers to adapt their situation in line with Law No. 8/2007 on escrow account for real estate development.

What are the available communication methods with the Real Estate Escrow Account Department?

You can contact the Real Estate Escrow Account Department through:

Email: trust.care@rera.gov.ae

For more information, you can visit the website: http://www.dubailand.gov.ae/Default.aspx or the Dubai REST app.

What if an investor pays amounts far-exceeding the completion rate and the project is not started, is under cancellation, or has been cancelled?

If the project has not started and is under cancellation:

Please note that Dubai Land Department does not have the authority to terminate any contract between the developer and the investor at the request of the investor. In this case, the investor wishing to terminate a contract with the developer should go to the real estate court under that jurisdiction, and Dubai Land Department’s role here is limited to reconciling the two parties and settling the dispute amicably without deciding or interfering with the issue of termination.

If the project is cancelled:

The account is transferred to the project liquidation department, which in turn requests the developer to return the amounts paid to the investors within 60 days from the date of the cancellation decision. If the Real Estate Regulatory Agency deems that there are reasons to postpone, this period will be extended. In the event that the developer does not comply, the matter is referred to the court to guarantee the rights of the investors.

If the project completion percentage does not exceed 5%, with most of the amounts deposited in the escrow account, and the investor wants to recover the amounts in the account through the Real Estate Regulatory Agency, knowing that the developer has not and will not build the project:

What was mentioned in the first case applies here

If the project is not cancelled, and the investor wants to recover the amounts paid, that investor must resort to the court.

If the project has been under cancellation or has been cancelled for more than a year or so, and there is no clear answer about the announcement of these projects, nor about the fate of the investors in those projects:

In the case of cancelled projects: The customer should refer to the top management because there are reservations about announcing cancelled projects, and the real estate court is contacted if the project is referred to the real estate liquidation committee in Dubai courts.

If the project is under cancellation: At this stage, the project has not yet been cancelled, and the process goes through several steps and procedures before reaching the cancellation decision, such as submitting a grievance, looking into the grievance, and then submitting its statement upon which the necessary action is taken. This process may take at least three months as it requires the formation of a committee to consider incomplete projects, and a report is submitted to the committee to consider and inform the possibility of proceeding with the cancellation, starting the liquidation procedures.

What is the specific role of the Real Estate Projects Liquidation Section with respect to all projects that have been cancelled, are under cancellation, or projects that have completely stopped?

The liquidation section begins its role when the project status is cancelled at the request of the developer or if the project is cancelled and not under cancellation. On this basis, the liquidation section retrieves the amounts from the escrow account and deposits them in Dubai Land Department’s trust account to be distributed to the beneficiaries, either in full or in proportion, depending on the amount available in the account.

What is RERA’s response to projects that have not been cancelled, and the percentage of completion does not exceed 5%?

The Real Estate regulatory Agency monitors the progress of construction works in the project periodically, and if the project is stalled or the development is very minor, the developer is contacted and given a period to correct the project status. In the event that the developer does not comply and there are no reasons justifying the stoppage of construction or poor achievement, procedures for cancelling the project will be initiated according to the procedures approved by RERA.

Why is there not enough information available on the completion date of the existing and late projects?

The Real Estate Regulatory Agency undertakes a periodic review process for the status of the projects listed in the register and addresses the developers to update the technical project data, in terms of (expected completion date) and completion rates by obliging the developer to pay a technical report fee for projects for which the technical report has expired (three months from the date of the last technical report).

What is the expected time period for liquidating cancelled and suspended projects?

The period is indefinite in the event that all the documents, amounts and eligible persons are available, and each project takes its turn in the arrangement.

Why do most investors complain about the inability to communicate with some developers and about the percentage of completion of the project, not through the developer nor through RERA, and are required to make new payments at the same time?

Since the schedule of payments is based on completion rates, the investor has the right upon receiving the payment request from the developer to know the current completion percentage of the project by the developer specifically through a letter (from the project consultant approved by Dubai Land Department), otherwise the investor will not be obligated to pay, unless it is confirmed that the project has reached the stage or percentage of completion specified in the schedule of payments agreed-upon between the two parties.

An investor can track the progress of completion percentages through Dubai Land Department’s official website (project tracking service) or through its smart application.

Does the investor have the right to request to know the percentage of completion of any project or to obtain a simplified report on the project status?

The investor has the right to obtain a report showing the percentage of completion, and it must be prepared by the technical auditor at the Real Estate Regulatory Agency after paying the auditor’s audit fee of AED 15,000 for the real estate unit or the investor’s villa.

What is the right of the investor if they want to cancel their contract with the developer without going to court?

Please note that Dubai Land Department does not have the authority to terminate any contract between the developer and the investor at the request of the investor. In this case, the investor wishing to terminate the contract with the developer should go to the real estate court under that jurisdiction, and Dubai Land Department’s role here is limited to reconciling the two parties and settling the dispute amicably without deciding or interfering with the issue of termination.

What if the completion rate ranges between 40% – 60%, for example, and the project is completely suspended, and the developer does not exist, such as the Dubai Star project?

In the case of such projects, Dubai Land Department and the Real Estate Regulatory Agency will intervene to protect the rights of the parties to complete the project.

Is there a deterrent law by the Real Estate Regulatory Agency for developers manipulating and violating the terms?

All laws issued stipulate penalties against developers who violate the laws and regulations of real estate development.

What are the procedures for opening an escrow account?

The developer has to fill out the form regarding developer registration and project approval and submit the required documents. After approval of the project by the Real Estate Regulatory Agency represented by the Real Estate Development Escrow Accounts Department, the escrow account will be opened by the account trustee based on the project approval certificate.

Currently, the procedure is done automatically by granting the developer the authority to enter the system after being approved as a real estate developer listed in the real estate developers registry. The submitted applications are reviewed and all registration requirements are met to approve the project. The developer will then be automatically allowed to open an escrow account and choose the survey company to submit the real estate units of the project.

Who can manage the escrow account?

Any bank or financial institution licensed by the Central Bank of the UAE to receive third-party deposits, and that is operating in Dubai as an account trustee, provided that these entities are approved by the Real Estate Regulatory Agency. The depositor with the proposed escrow account must enter into a written agreement with the Real Estate Regulatory Agency, stating the terms and conditions. Under it, the account trustee manages the escrow accounts.

Can the account trustee provide development financing for the real estate project?

Yes, the bank or financial institution can act as account trustee and provide financing for the development of the project.

What are the amounts that should be deposited in the escrow account?

All amounts received from buyers of real estate units sold off-plan (including money received from their partners who entered into a mortgage with them) are deposited in the project escrow account, as well as the amount of financing for the development of the property.

For what purposes can payments be made from the escrow account?

As a general rule, payments made from an escrow account are only for payments to the contractors, consultants and marketing involved in the project. Not all expenses incurred by the developer in connection with the project are eligible for payment from the escrow account. For example, only 5% of total sales can be paid for project marketing purposes.

When can payments be made from the escrow account?

The written agreement concluded between the developer and the account trustee contains details of the major construction stages that are required to be completed on the site for the purpose of releasing payments from the escrow account. The project manager at the developer informs the account trustee when a milestone is completed and submits a request for payment to the service providers. The account trustee engineer visits the site and checks the project to ensure the completion of the main construction phase. Upon verification of this, the account trustee is authorised to disburse payments from the escrow account to make payments to service providers.

What is the purpose of the 5% retained amount in the escrow account?

Article (14) of the Escrow Account Law requires retaining 5% of the total amount paid in the escrow account for a period of one year after the completion of the project, as a guarantee that requires the developer or contractor to address defects in the property promptly and effectively, which are clear upon completion, or which may appear within one year after handover. The law became effective on June 28, 2007 when it was published in the official newspaper.

If the developer started selling off-plan, and now needs to open an escrow account, does the developer have to deposit into the account the sums that were previously received from buyers?

Yes, all payments received from buyers must be paid into the Escrow account.

What are the objectives of the law regarding the escrow account for real estate development?

The law was passed with the aim of controlling the real estate market in Dubai, and to regulate construction and sale of off-plan real estate units in order to secure the rights of buyers.

What about the projects that were announced before the law was issued?

The law applies to all projects announced before or after the law was published in the official newspaper. In some cases, the developer can be excluded from opening an escrow account, especially for projects that have come a long way from the completion rates, and in which there are no problems facing projects or investors. Granting the exception remains within the jurisdiction of the Real Estate Regulatory Agency.

How can an escrow account be managed?

The escrow account must be opened in the name of the project, and used only for the purposes of developing the real estate project. The sums deposited in the aforementioned account may not be withheld in favour of the developer’s creditors.

What are the latest updates regarding real estate projects?

The completion status of real estate projects in Dubai (free zones) can be tracked by entering the plot number, project number, or project name. Users will gain access to a lot of data, including a project’s percentage of completion and its status, in addition to plans that a developer may highlight. To benefit from this service provided by Dubai Land Department, you can use the link: https://dubailand.gov.ae/en/eservices/real-estate-project-status-landing/real-estate-project-status/

Can real estate projects be mortgaged?

The real estate projects can be mortgaged to obtain a loan from banks or legally approved finance companies, provided that the value of the mortgage is deposited in the project’s escrow account to ensure that the deposited amounts are transacted according to the law. The bank and developer shall be committed to ensure that the purchasers fulfilled their contractual obligations towards the developer obtain the title deed upon completion of the real estate project.

Is it possible to transfer a mortgage from one financier to another?

A mortgage can be transferred from one financier to another, provided that a No Objection Certificate is obtained from the bank.

What is the procedure that the investor can follow in case the real estate developer refuses or delays registering the sale contract with Dubai Land Department?

An application can be submitted to register the contract with the Real Estate Registration Assurance section at Dubai Land Department, supported by all documents that support the application.

What documents are required to register buildings and villas?

In case of a developer:

In case of an initial registration

Registering the project in the escrow account department through the developer portal system.
Assigning one of the survey companies approved by Dubai Land Department through the developer portal system.
Providing approved engineering drawings from the planning authority.
Preparing the engineering data and drawings as per the engineering standards required by the survey company approved by the Survey department at DLD.
Uploading the engineering data and drawings through the survey system of survey companies.
Paying the approval fees by the developer through the developer portal to transfer the application to the buildings and joint areas department for the final approval.
Paying the final fees, handled by the developer, through the developer portal after being approved by the buildings and joint-area department.
In case of the final registration (issuance of title deeds)

Assigning one of the survey companies approved by DLD through the developer portal system
Providing approved engineering drawings from the planning authority.
Submitting a request to complete the project through the developer portal to convert the project status to 100% completed.
Preparing the engineering data and drawings as per the engineering standards required by the survey company approved by the Survey department at DLD.
Uploading the engineering data and drawings through the survey system of survey companies.
Paying the approval fees by the developer through the developer portal to transfer the application to the buildings and joint areas section for final approval.
Paying the final fees, handled by the developer, through the developer portal after being approved by the buildings and joint-area department.
In case of a landlord who wants to issue ownership title to a building or villa but does not have an escrow account

Having an agreement with one of the survey companies approved by DLD.

Providing engineering drawings approved by the planning authority.

The assigned survey company shall make a request to survey the building or the villa using the company survey system.

Preparing the engineering data and drawings as per the engineering standards required by the survey company approved by the Survey department at DLD.

Uploading the engineering data and drawings through the survey system of survey companies

Paying the approval fees by the landlord through the e-link sent to the e-mail registered in the application.

Paying the final fees, handled by the developer, through the developer portal after being approved by the buildings and joint-area department.

When should the 4% development contract fee be paid?

In the event that the parties to the land-owning company differ from the parties to the development company

When is the bank guarantee received?

Upon 100% completion of the project according to the result of the technical report

How is the technical report fee paid to prove the percentage of completion?

Through the self-registration system OQOOD

How is an accreditation certificate issued?

Through the self-registration system OQOOD

When can a new project be launched or announced?

After completing all registration procedures and obtaining the accreditation certificate

How can the project description be changed?

By submitting final building permits

How is contact information updated?

By submitting a contact information update form

What are the requirements for loading the project lands?

Requirements should be sent via email

Is there a land loading fee on the project?

No, there isn’t

Is it possible to partially complete the project if it is a large project?

Yes, it is possible

How is the project description updated?

By submitting a building permit

How to submit a cancellation request based on the developer’s request?

Through the TAS self-registration system

What is the real estate escrow account?

It is the bank account of the real estate project in which the amounts are deposited from the purchasers of the real estate units sold off-plan or the sums that will be deposited by the project financiers or by the developer.

 

What is the Rental Disputes Center?

The Rental Disputes Center is a judicial system specialized in settling all rental disputes that arise between landlords and tenants in properties located within Dubai.

Where do I send my comments or suggestions regarding the Rental Disputes Center’s system?

You can call us on 8004488 or send us an email to info@dubailand.gov.ae

How can I contact Rental Disputes Center’s customer support?

You can call us on 8004488 or send us an email to info@dubailand.gov.ae

Can I submit requests through the Rental Disputes Center’s system?

Yes, you can add new requests to the lawsuit before booking a case for judgment.

How can I access my claims on the Rental Disputes Center’s system?

You can log into your account on www.dubailand.gov.ae and then search for a case

Am I required to visit Dubai Land Department to activate my Rental Disputes Center account?

No, you do not need to visit Dubai Land Department to activate the account. You can do so via the e-mail registered with the account.

What is the cost of creating an account on the Rental Disputes Center’s system?

Creating an account on the Rental Disputes Center’s system is free of charge.

What do I do if I forgot my password on the Rental Disputes Center’s system?

To recover your password on the Rental Disputes Center’s system, you need to visit the ‘Forgot Password’ page, and provide the below information:

Username
E-mail address
Answer the secret question

Who can enter the Rental Disputes Center’s system?

This is possible for anyone who has an active account or by creating a new account on the Rental Disputes Center’s system through supporting documents and logging into the account.

Who can register on the Rental Disputes Center’s system?

Property owners
Real estate companies
Law firms
Tenants
Real estate services trustees centres (To see the list, you can visit the website)

How can I access the lawsuits filed by me or against me in the Rental Disputes Center’s system?

You can log in to your account on www.rdc.gov.ae and search for a claim. In the event that a claim does not appear on the board, you can consolidate your information by sending a mail to csd-rdc@dubailand.gov.ae

How do I contact the call centre for customer service regarding the Rental Disputes Center’s System?

You can call as at 8004488 or send an e-mail to support@dubailand.gov.ae

How can I register a case on the Rental Disputes Center’s system?

You can register a lawsuit on the Rental Dispute Center’s system by following these steps:

Choose the type of case
Enter the contract data
Enter the parties’ data
Enter the requests
Upload documents to the system
After the electronic verification of the transaction is completed, you will be required to settle the fees

What is the mode of sending a legal notice of eviction from the property after a year?

The legal notice of property eviction is sent through the Notary Public operating in the country or registered post.

Does the eviction notice have to be sent at the end of the contract, or can it be sent at any time?

It can be sent at any time during the contract.

Can real estate property owner notify of rent increase and eviction in a single notification?

Eviction and rent increase cannot be merged in a single notice.

What language is adopted in the hearing sessions?

The Arabic language is adopted in the sessions with the presence of an interpreter.

Is it possible to file a lawsuit knowing that the Residence visa is expired?

Yes, the lawsuit can be lodged.

Can the court fee be refunded if the lawsuit is cancelled?

Only half a fee for a dispute (conciliation) lawsuit can be refunded.

Who has to pay the electricity bill for air conditioners and for their maintenance, owner or tenant?

It depends on the agreement between them and what the contract stipulates.

What are the modes of paying the lawsuit fee?

Fees can be paid or deposited electronically on the portal (Pay Fees and Deposits) using debit/credit card, Noqodi, or Al –Ansari Exchange.

Can tenants deposit rent cheques in favour of owners at the RDC without filing a lawsuit?

Yes, they through the ‘Offer or Deposit’ motion subject to the approval of a judge.

How can the court fee awarded in favour be reimbursed?

By enforcing the Judgement 15 days after its issuance in case no appeal is filed. If the defendant does not show up in any of the hearings, the judgment is notified by the latest technical means.

 

What are the fees if someone wants to file a counterclaim?

Same fees as that of a First Instance Lawsuit.

In the event of an agreement between a tenant and landlord to terminate a contract, is there a particular competent authority that can be used to legally document such agreement?

Offices of the Notary Public under Dubai Courts or Conciliation Department at the Rental Disputes Center by registering a dispute case – conciliation.

Do tenancy contracts over five years or more come under the RDC’s jurisdiction?

Yes, they are under RDC’s jurisdiction.

How do the parties know the scheduled time and date of enforcement?

Through the website by logging into their own credentials

Can a customer delete any recurring data of parties to the lawsuit?

The user can delete the data of a party when the status of the lawsuit is being Amended.

How can a customer add a legal representative?

The customer must first determine the plaintiff and the defendant (in person), then they must save the data, specify a representative, and choose the desired party.

 

How much is the fee for property inspection?

2.5% of annual rent for an inspection by the RDC bailiff

When will the lawsuit be cancelled if no payment is made?

If left unpaid for 72 hours.

Does rental dispute over billboards come under the jurisdiction of the RDC?

Yes, you can lodge a case over billboards if they are immovable properties.

Are there external offices for the RDC?

Yes, Property Service Trustees Centers

What is the fee for Sequestration?

The customers initially have to pay AED 20, and, following the judge’s approval, they shall pay 2.5% of the lease value up to a maximum of AED 3,000.

How do customers contact the enforcement officers to determine the eviction dates?

The customers can communicate by email or phone numbers made available electronically on the relevant Execution Plaints

 

How can an Execution Defendant deposit a cheque issued by a charitable organization with the RDC’s account?

The Execution Defendant must first deposit the cheque in the RDC’s account with Emirates Islamic Bank, then send a copy of the payment receipt to the judgment execution officer mentioned in the electronic Execution Plaint

Can the amount claimed in Execution be paid by instalments?

Yes, first, a request for instalments is made. Second, after approval, the payment is scheduled according to the judge’s decision after paying a percentage of the outstanding.

How are instalments or fees paid?

Fees can be paid or deposited electronically on the portal (Pay Fees and Deposits) using debit/credit card, Noqodi, or Al –Ansari Exchange.

What are the conditions for a bail in the execution file?

A letter of undertaking from both parties to the financial obligations, a photocopy of the guarantor’s/surety’s passport, a bank account statement and a salary certificate

How can I see the judgment?

Log into the website through your user credentials or enter the lawsuit number on the Judicial Judgments page within the website

What is a rental-good conduct certificate?

It is a query for rental information on the tenant or landlord through their Emirates ID numbers with the consent of the person enquiring about data available on the website and the Dubai REST app.

 

Can I apply through the Rental Disputes Center’s website system?

Yes, you can add new requests to the lawsuit before being reserved for judgment.

How can I attend a tele-litigation?

By visiting the website, accessing your account, and searching for the case, and then you can find the link to the hearing on the lawsuit plaint.

How to activate the building or parking access card or issue a new one in case owner blocks it?

By filing a Petition Order

How can the status of the damages in a leased property be established or inspected?

By filing a Petition Order

How can I renew my Commercial License?

By filing a Petition Order

How can I prove the status of property being sub-sublet?

By filing a Petition Order

What are the conditions for filing a payment writ?

The debtor has to be notified of the debt through one of the means of notification. If the debtor does not respond with the fulfilment of their obligation within five days, a payment-writ request can be submitted.

 

Is the owner entitled to disconnect electricity and water services from the tenant?

The owner is not entitled to disconnect electricity and water services or any facilities from the tenant.

When can final judgments be appealed?

Final Judgments can be appealed within 15 days if the claimed amount exceeds AED 100,000. The judgments of evictions can be challenged irrespective of the value of the contract.

 

Is the owner permitted to ask the tenant to vacate the premises through a phone call?

The owner may ask the tenant to vacate the premises over a telephonic call. He would rather ask through a Notarised notice sent by a Notary Public or registered post. The determined duration varies depending on the reason for which eviction is required.

 

Is the owner entitled to raise the rent after seeking information from the Rental Increase Calculator?

The owner has the right to legally raise the rent only after seeking information from the Rental Increase Calculator and knowing the amount of increase allowed by area. This depends on factors such as the condition of the building, the services provided, the location of the real estate property and the age of the building. Likewise, the tenant has the right to request a reduction of the rent amount provided either party notifies the other at least 90 days before the end of the contract.

 

Is the tenant entitled to claim compensation in the event of eviction from his residence?

The tenant has every reason to demand compensation from the landlord if the latter evicts the former from the property due to the desire to sell or personal use, and despite this, the landlord rents it to a third party.

When are the owners entitled to evict the tenants?

There are 13 cases in which eviction of tenants from leased premises may be requested, and each case has conditions and rules to be fulfilled under Article (25) of Law No. (26) of 2007 as amended by Law No. (33) of 2008 Regulating the Relationship between Landlords and Tenants in the Emirate of Dubai.

What action do the tenants have to take if the property owners refuse to receive the rent from them?

The tenants shall deposit the rent with the RDC’s treasury under an “Offer and Deposit” motion and in accordance with the procedures set out by the RDC. The landlords shall be notified to receive the rent. The tenants are deemed to have paid the rent from the date of the judge’s acceptance of such motions.

Does a case of eviction (over non-payment of rent) apply to late payments other than the rent amount owed by the tenant, such as maintenance, air conditioning, electricity consumption fees, etc.?

Any financial obligations stipulated in the tenancy contract and constituted as part of the rent, the deferral in paying them shall be deemed as a delay in payment of the rent. The provisions of non-payment of rent shall be applicable in such a case.

 

Is it permitted to dispute the signatory of the rental cheque given on behalf of the tenant?

Yes, it is permitted to dispute the signatory of the cheque together with the tenant and put them jointly liable to the rental cheque amount. However, any other amounts only the tenant abides by, such as accrued rent following the claimed cheque period or end of the contract, new and not included in the cheques, the penalty for dishonoured cheques, and interest on those cheques can not be disputed with the signatory of rental cheques.

 

What are the mode and period of notice demanding an eviction over non-payment of the rent?

The legislator here stipulates that the tenant shall be notified of payment through a notary public or by a registered post for a period of 30 days from the date of the delivery of such notice by law.

 

What is the legal position if a tenant rents a real estate property and wishes to carry out decorations or repairs on the premises, which require permits from the official authorities, but the landlord refuses to furnish the tenant with such permits?

“The tenant may approach the RDC and file a lawsuit claiming his landlord to provide them with those documents, provided that the tenant proves:
These works do not affect the construction structure of real estate.
The official documents indicate the request for such approvals by the official authorities.

Is it acceptable for the tenant to reduce the agreed rental amount once the tenancy contract takes effect?

“Yes, he may do so by following either of the following methods:
Mutual agreement: by an amicable agreement with the landlord.
Judicial Order: by lodging a case with the RDC claiming a reduction in the rental amount. “

How can the Appeal security amount be refunded following its judgment and settlement outside the RDC?

An email request is sent to the concerned secretary to forward it to the competent judge. Following the approval, the amount shall be disbursed.

What do I do if I forgot my password for the Ejari system?

To recover your password in the Ejari system, you must visit the ‘forgot password’ page and follow the steps there.

What should I do if I do not know the implementation of a specific process in the Ejari system?

You can view the help page (a guide to using the Ejari system) on the main page of the Ejari system.

How can I add balance to my account on the Ejari system?

This can be done through the Noqodi wallet via Al Ansari Exchange or by a bank transfer to the any Noqodi account with affiliated banks.

https://www.noqodi.com

 

Can I create an Ejari contract before the management contract is approved?

No, the management contract must first be approved by the rental auditors before the Ejari contract is prepared.

How can I activate my Ejari contracts on the Ejari system?

After registering the Ejari contract in the Ejari system and validating the submitted data, the Ejari contract would be activated to be printed and signed.

Do I have to visit Dubai Land Department to approve an Ejari contract?

No, submitting a property rental approval application can be done through the Ejari system, and the application will be approved or rejected by rent auditors.

Can I initiate a management or Ejari contract before the property is registered and approved?

No, the property must be registered and approved for rent by rental auditors.

How much does it cost to create a user account on the Ejari system?

Creating an Ejari user account is free of charge.

What are the supported formats for my private contracts?

All contracts on the Ejari system exist as PDFs.

Who is authorised to access the Ejari system?

Owners, real estate companies, owners’ representatives, or holding companies.

Alternatively, through the real estate services trustee centres and in the presence of one of the owning parties, an owner or a tenant, or whoever is acting on their behalf under an official power of attorney, may have Ejari contracts registered through them.

Registration mechanism to obtain the validity of the Ejari system (in English):
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_EN.pdf

Registration mechanism to obtain the validity of the Ejari system (in Arabic):
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_AR.pdf

Mechanism of linking Trakheesi and Ejari according to the activity:
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf

Who can register on the Ejari system?

Owners, real estate companies, owners’ representatives, or holding companies.

Alternatively, through the real estate services trustee centres and in the presence of one of the owning parties, an owner or a tenant, or whoever is acting on their behalf under an official power of attorney, may have Ejari contracts registered through them.

Registration mechanism to obtain the validity of the Ejari system (in English):
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_EN.pdf

Registration mechanism to obtain the validity of the Ejari system (in Arabic):
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registration_in_Ejari_AR.pdf

Mechanism of linking Trakheesi and Ejari according to the activity:
https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf

What is the system used for tenancy contract?

Ejari is the tenancy contract registration system.

Download Unified Ejari Tenancy Contract Unified tenancy contract

Is there a unified Ejari contract?

There is a unified Ejari contract that includes all the data required for registration, as well as sample clauses and the possibility to add special conditions. A copy of the unified contract can be obtained through the Ejari website.

How can we find out the percentage increase in the rental value?

This can be done by visiting Dubai Land Department’s website https://dubailand.gov.ae, clicking on e-services, selecting the rental increase calculator, and then entering the Ejari contract data to find out the percentage of the increase in the rental value.

Is the rental index mandatory for the new lease?

The rental index is indicative and is not mandatory for the new lease. It is considered mandatory when the contracting parties are in conflict with regard to determining the rates of rental increase when renewing contracts.

How can we obtain the authority to use the Ejari system (for rental and real estate management companies) to register the Ejari contracts under our management?

After registering in the Trakheesi system of the real estate company for the following activities:

Real estate supervision services.
Private real estate rental services.
Services for renting and managing third-party properties.
You will receive an e-mail containing the Ejari username and password.

The mechanism of linking Trakheesi and Ejari by activity:

https://ejari.dubailand.gov.ae/PublicPages/PDF/Steps_for_registering_Ejari_from_Trakheesi.pdf

What are the channels for registering Ejari contracts?

Users registered in the Ejari system.
Real estate services trustee centres.
The smart application (Dubai REST).

What are the procedures for submitting a new Ejari contract via the application?

The Dubai REST app helps tenants and landlords submit Ejari management requests, including registration, renewals, and cancellations.

The application can be downloaded from the App Store or Google Play by searching for Dubai REST on iOS or Android devices. Upon launching the application, a list of preferred services will appear, and users would be able to specify the activity, whether they are owners, tenants, one of the companies working in the field of evaluation, brokerages, etc.

The application can be accessed either through the Emirates ID card number, title deed, phone number, or even the Emirates permit. If you have not previously registered in the system, you will be asked to select your sign-in method after which an OTP (one-time password) will be sent to you via your mobile phone to verify your identity. Once received, the user is asked to enter the password to complete the requested operation.

How can you register, renew, or cancel Ejari contracts

All of these required operations may be performed through the Dubai REST application. To gain access to these services easily, you must download the application from the App Store or Google Play by searching for Dubai REST on iOS or Android devices.

The application enables tenants and landlords to submit requests to manage Ejari contracts, including registration, renewal, and cancellation of contracts. The process of entering the ID or mobile phone number should completed to obtain the verification number via text message to perform the required services, whether the user is the owner or the tenant.

How is the Ejari contract approved as an owner?

Owners must update their data and log into the app to manage their properties. Owners are also required to use the Ejari system to register and manage their Ejari contracts via the below registration link:

https://ejari.dubailand.gov.ae/RegistrationForms/OwnerRegistrationRequest.aspx

How are requests approved when the owner is out of the country?

If the owner is not in the UAE, the owner can appoint a representative from the management company to contract on their behalf. The owner can also resort to the Dubai REST application, provided that the contact information registered in DLD’s system is correct and up to date.

When can the owner register the property in the Ejari system through the Survey Department?

Ejari is registered in the Survey Department in the event that the property is located within the freehold areas only.

If it is within the real estate development areas of a developer, the developer is contacted to provide us with the private data, or through the owner directly via e-mail (ejari.survey@dubailand.gov.ae).

How is a tenant treated when the landlord cuts off the services?

The landlord is prohibited from cutting off services from the property or interfering with the tenant in any way that would prevent them from using the property. In this case, the tenant has the right to file a report with the police station, whose jurisdiction covers the property, to request the removal of the objection or proof of its condition. The tenant can also resort to the Rental Disputes Center to file a claim supported by official reports confirming the impact of the exposure to receive compensation for possible damages.

How can a landlord evict the tenant from the property for personal use? By selling or demolition?

The legislator allows a landlord to request that the centre rule for evicting a tenant from a property if they wish to use it for themselves or for a first-degree relative. The ruling cannot take place without the following requirements:

– An eviction notice must be sent to the tenant stating the reason through the notary public or by registered mail and specifying the required eviction date, provided that there are at least 12 months between the notification and the requested date of eviction.

– The landlord must prove that they do not have an appropriate alternative, and that the suitable alternative does not mean that they do not own another real estate, but that even if they do, only the property required to be evacuated is suitable for the intended purpose.

sale condition
The legislator allows the landlords to request the centre to rule for them to evict the tenant from the property if they wish to sell, as long as the following conditions are met:

– There is a notice to the tenant of eviction stating this reason, through the notary public or by registered mail, and specifying the date of the required eviction, provided that there is at least 12 months between the notification and requested date of eviction.

– In order to prove that the sale is serious and that the landlord does not have a suitable alternative, given that the suitable alternative does not mean that they do not own another property, but that even if they have other properties, the property required to be evacuated is only suitable for the purpose for which it is required to be used.

demolition case
If the landlord (the lessor) wishes to demolish their property to rebuild it, they are permitted by law to ask the tenant to vacate a property provided:

The necessary licences are obtained from the competent authorities.
The tenant is notified by a notary public or registered mail 12 months prior to the date of eviction.

How can the landlord evict a tenant from a property if the tenant has not paid the rent?

The legislator allows a landlord to request the centre to rule for them to evict a tenant from a property if they have not committed to paying the rent, as long as the following conditions are met:

– A notice is sent to the tenant asking them to pay the rent or eviction allowance, through the notary public or by registered mail, with a deadline for payment of no less than 30 days.

– The tenant must have defaulted on their payment.

How can the landlord or tenant modify the terms of a contract or the rental value?

In the event that either party to the Ejari contract desires to amend any conditions or reconsider the rental allowance, whether by an increase or decrease, they must notify the other party of that no less than 90 days prior to the expiry of the contract, unless the two parties agree otherwise.

If they do not reach an agreement in this regard, the committee sets the wage for the same, taking into consideration the criteria for determining the percentage increase in rent allowances set by RERA, the general economic situation in the emirate, the condition of the property and the rent of the same prevailing in the similar real estate market within the same area, and what is stipulated in any legislation throughout the emirate regarding real estate rents, as well as any other factors deemed by the committee.

Who is obligated to pay government fees for the place during the lease term?

The tenant is obligated, according to the general principle, to pay the fees and taxes due on the use of the property and on its sub-lease after the landlord would have authorised them to do so, and this obligation is performed by the tenant considering that the fees and taxes are ancillary to the rent. The ruling and the non-fulfillment of it entails the same consequences as the non-payment of the rent, allowing the landlord to demand its payment and eviction from the property for non-payment, even if it is permissible to agree on exempting the tenant from it or from the amount thereof.

What is the sum insured and what is its purpose?

When renting a place, the landlord will ask you for insurance to ensure the condition of the rented place and that there are no damages that need to be repaired.

If it is damaged, repairing it will be covered from the value of the insurance paid, and if the cost of repair is more than the value of the insurance, then the tenant is obligated to pay the excess, whether the damage was intentional or by mistake. For example, if you forgot the key and the door was broken, or your children played with a ball that led to glass being broken, then you are obligated to repair these damages. But if the damages are minor as a result of normal daily use, such as scratches with ceramic tiles or the wall as a result of changing the position of furniture, you are not obligated to repair it. In this case, you have the right to recover the value of the security deposit, so care must be taken when delivering a rented place to prove its condition in the presence of both you and the landlord.

How can the contract be terminated?

The legislator stipulated in Article (7) of Law No. (26) of 2007, as amended by Law (33) of 2008 regulating the relationship between landlords and tenants in Dubai, that if the Ejari contract is valid, it may not be terminated during its term by the unilateral will of the landlord or the tenant, unless one of the following conditions is met:

– Consensus: It means the consent of the two parties and that the will of the parties to the Ejari contract is directed to annulment.

– Provisions of this law: It means the availability of one of the eviction cases mentioned exclusively in the Tenancy Law.

Can the tenant remove the decorations he installed in the place upon eviction or ask for their value?

In accordance with Article (18) of Law No. (26) of 2007 regulating the relationship between landlords and tenants in Dubai, as amended by Law No. (33) of 2008:

First: according to Article (18) of the said law, decoration works carried out by the tenant are among the matters that the landlord must agree to, but this obligation that falls on the landlord is governed by two conditions:

That these works do not affect the structural integrity.
The tenant’s request for approvals to carry out decoration works is based on documents issued by the official authorities, which indicate those approvals.
Second: whether it is permissible for the tenant to remove the decorations they installed upon eviction, or to ask for their value:

The basic principle is that the tenant may not, upon eviction and handover of a property, remove the decorations they have added.

As for the exception: if it was agreed between them to allow the tenant to remove the decorations they built upon eviction or to ask for their value, in this case the agreement shall be applied, and this is what is understood from Article (23) of the same law, which states: “Unless the two parties agree otherwise.”

What is a sub-leasing, and what are the rights of the landlord, the original tenant and the sub-tenant in it?

Sub-leasing: the original tenant re-renting the property to a third party, and the legislator makes a difference between two cases:

First: If the process of re-renting the property is with the consent of the landlord or not, in this case if the original tenant breaches the terms of their contract and the conditions of their eviction are met, then this eviction does not apply and the sub-tenant continues to occupy the property until the end of their contract, and from the controls contained in Article No. (8, 30 of Law No. (26) of 2007 regulating the relationship between landlords and tenants in Dubai, as amended by Law No. 33 of 2008.

In the absence of consent to sub-lease, the eviction applies to the original tenant and the sub-tenant.

Is it permissible to agree in the contract to resolve any disputes about it through arbitration?

Arbitration is one of the exceptional methods of litigation whereby the litigants agree among themselves to resolve disputes and choose the arbitrator. This arbitration may be arbitration through approved arbitration bodies, such as The International Commercial Arbitration Center at the Chamber of Commerce and Industry, and other arbitration centers established in accordance with the laws in force.

With regard to real estate disputes, the law did not prevent resorting to arbitration to resolve real estate disputes. Rather, Law No. (26) 2007 stipulated in Article 32 of it that if it is agreed, the landlord and the tenant in the Ejari contract or in any subsequent agreement to submit any dispute that may arise between them in its implementation to arbitration, neither of them may take any action that would affect the property or the rights and obligations of the two parties, and Article (33) of the same law states that if the dispute occurred and the landlord or tenant had not agreed on the arbitrators, or one or more of the agreed arbitrators refrained from working, or retired or was dismissed, or a judgment was issued to dismiss him, or there was an impediment to him from engaging with him, and there was no agreement in this regard between the two parties, the committee appointed at the request of one of the parties the arbitrator or arbitrators, and the number of people appointed by the committee must be equal to the number agreed upon.

What should the tenant do if the landlord refuses to receive the rent, and what is the role of the centre in that?

The landlord may resort to not receiving the rental value from the tenant after notifying them of payment. They must wait for the thirty days stipulated by law to elapse to file an eviction lawsuit against the tenant.

The tenant must be careful and go to the Rental Disputes Center and deposit the rental value according to a deposit file, provided that the centre undertakes the procedures for announcing the landlord.

Is it permissible for the landlord to evict the tenant from a commercial store that they closed and did not practise their activity?

Paragraph (d) of Article 25 of Law No. 33 of 2008 amending Law No. 26 of 2007 regulating the relationship between landlords and tenants stipulates that the commercial premises may be vacated, if the rented property is a commercial premises and the tenant leaves it unoccupied and without reason for a period of thirty consecutive days, or ninety intermittent days in one year, unless the two parties agree otherwise.

What is the maximum limit for Ejari contract registration for individuals (residential)?

Individuals are entitled to a maximum of 3 residential Ejari contracts. For commercial leasing, there is no limit to the number of contracts.

What is the maximum cancellation period for rental contracts for residential/commercial units by real estate companies?

The real estate management company has the right to cancel the residential or commercial contract a maximum of two times every 365 days. If more than two times are required, the request should be sent to support@dubailand.gov.ae and the relevant team will do the necessary.

*In the event that requests to terminated lease contracts exceed more than twice a year, a letter from the owner or management company is required to explain the reasons for cancelling the contracts.

In which cases can business centres cancel the Ejari contract?

The business centre has no right to cancel contracts except in the following cases:

Cancellation of the trade license
Change of company’s website
Freezing of the commercial license
Cancellation order from the Rental Disputes Center

How long is the maximum period to register a new Ejari Contract/ renew?

From less than a year to a maximum of 10 years.

Residence Services

Is it possible to obtain a residence permit on the property?

Yes, it is possible to apply for a residence permit for the property at the Cube Centre of Real Estate Promotion and Investment Management sector at Dubai Land Department, so long as the value of the property exceeds AED 1 million.

What is Cube Centre?

It is a service centre where all property residencies are issued, including printing requests, medical examinations, health insurances, and procedures for the General Directorate of Residency and Foreigners Affairs – Dubai.

What is the duration of the real estate residency?

There are two types of real estate residencies: a three-year residency on a property whose value is AED 750,000 or more and a five-year residency on a property whose value exceeds AED 2 million.

What are the qualifications for obtaining a five-year real estate residency?

A minimum property value of AED 2 million (fully paid, not mortgaged) (more than one property can be accepted) under the applicant’s name.
The person must be in the UAE.

What are the steps required to obtain a five-year real estate residency?

Taking a medical fitness test.
Temporarily suspending or cancelling the family residency.
Cancelling the applicant’s visa.
Issuing of a residency and Emirates ID (for five years).
Lifting the temporary suspension of the family residency.

How can I contact Cube Centre?

You can contact for your enquiries at any of the following numbers 042030668 – 042030635 -042030633.

Or by sending an email to dld-taskeen@dubailand.gov.ae

What are the working hours of the Cube Centre?

Official working hours are 7:30 a.m. – 3:30 p.m.

Can I subscribe to the Dubai Promotional plan?

Yes, any real estate developer can contact the Real Estate Promotion Department to participate in the real estate promotion plan:

Talal Al Suwaidi 042030645 tsuwaidi@dubailand.gov.ae

Firoz Thylan 042030697 firoz.thylan@dubailand.gov.ae

How can I view or obtain reports on the real estate market in Dubai?

You can access Dubai Land Department’s website and view the annual real estate market performance report. The monthly price index reports and daily transactions can also be viewed on the site as well as downloaded from the Dubai REST app.

Can family members be sponsored?

Yes, family members can be sponsored

Is it possible to provide residency on a property under construction?

Yes, it is possible to apply for a property under construction, whereby the duration of the residency is annual

All Services

What is Dubai Land Department?

Dubai Land Department is considered one of the departments of the Dubai Government responsible for supervising matters related to recording and documenting all real estate transactions on behalf of the Dubai Government.

Dubai Land Department was founded in January 1960 to establish the most prominent real estate sector in the Middle East and the world. It provides outstanding and integrated services to all its customers while developing the necessary legislation to propel the real estate sector in Dubai through the regulation of the sector, organising and promoting real estate investments, and spreading industry knowledge in search of regional and worldwide real estate innovation. Dubai Land Department seeks regional and worldwide innovation in real estate with the aid of its active sectors that include real estate registration services, real estate investment promotions, and corporate support, and with the aid of its active organisations that include the Real Estate Regulatory Agency, the Dubai Real Estate Institute, and the Rental Disputes Center.

Who is the owner?

An owner is anyone registered in the real estate registry as an owner by way of purchase, mortgage, inheritance, or granted among other means. Not every owner needs to be an investor.

Who is entitled to own a property in Dubai?

Under the Real Estate Registration Law, the right to own properties in Dubai is divided into:

Ownership across all regions by Emirati or GCC citizens, for their companies whose shares they own in full, and joint public companies.
Foreign ownership in freehold areas.

What is the authority concerned with receiving applications to acquire land?

Depending on the type of the property required and the categories of the applicants, applications are received according to the following:

To submit a residential land application (for citizens only), the application is submitted to the Mohammed Bin Rashid Housing Establishment.
To submit a land investment application, the application must be submitted at Dubai Real Estate Corporation.

How can I file a complaint about the services or employees of Dubai Land Department, its sectors or organizations?

The request for a certificate of owned property (to whom it may concern letter) allows customers to register the request while meeting the requirements of real estate management. Based on the request, the customer needs to specify the authority to which the certificate will be presented as well as present the original ID card.

For more information, please visit https://dubailand.gov.ae/en/eservices/request-for-a-certificate-of-owned-property-to-whom-it-may-concern/#/

The request for real estate valuation service allows customers to register a request for valuation of all kinds for different types of lands, housing units, commercial and industrial buildings, and villa complexes among others. This service is provided by the Real Estate Valuation Department.

The request for a map of a property provides access to the types of maps approved by the Survey Department at DLD. In case of requesting the sub-division or amalgamation of land plots and issuance of maps, the request will be referred to the GIS Team to verify the planning information of the original, new, or sub-divided land plots based on the information provided by the planning authority. Required documents include a copy of the land title deed or copy of the map or land number, a letter from the owner (in case the owner does not attend), and an original emirates id card.

How can I submit suggestions to develop the services and organisations of Dubai Land Department?

All Dubai Land Department customers and its sectors and organisations can submit development suggestions through:

The unified suggestions system by choosing the link available on the main page of Dubai Land Department’s website.
Contacting the free and unified call centre of the Dubai Land Department at [8004488].
Filing a complaint at: http://ecomplain.dubai.gov.ae
Visiting the Corporate Communication Department at Dubai Land Department’s head office.
Sending a letter to PO Box 1166 Dubai.
Sending a fax to 04-2222251.

Where should I call to get an answer about any enquiry regarding the services, sectors and organisations of Dubai Land Department?

Customers of Dubai Land Department and its sectors and organisations can contact its free and unified call centre on 8004488 to obtain any information about all the services of Dubai Land Department and its institutions.

What are the working hours of Dubai Land Department’s head office?

Dubai Land Department’s working hours are:

Monday to Thursday (from 7:30 a.m. – 3:30 p.m.)

Friday (from 7:30 a.m. – 12 p.m.)

Call center working hours: Monday to Friday (from 7:30 a.m. – 4:30 p.m.)

How can I obtain the electronic services of Dubai Land Department and its organisations?

This can be done by visiting Dubai Land Department’s website https://dubailand.gov.ae and clicking on e-services from the main menu.
Some services may require that a customer registers with a username and password.
You can also download Dubai Land Department’s smart application (Dubai REST).

What is the government enquiry system? What is its purpose?

It is a system that allows a specific category of Dubai Government departments and organisations to access a certain part of Dubai Land Department’s database, as needed, but only after the enquiring party pledges to not misuse the system and to maintain the confidentiality of the information. The system aims to facilitate the procedures for customers and other parties to verify a person’s property as well as to extract a ‘To Whom It May Concern Certificate’ without having to refer to Dubai Land Department.

What are the approved methods for settling Dubai Land Department fees?

Customers can pay fees through any of the following methods:

Certified bank cheques
Credit cards
The Noqodi wallet
Cash

Licensing Services

Who implements real estate licensing laws?

Companies or establishments that engage in any real estate activity, whether they are licensed by the Real Estate Regulatory Agency, Dubai Economy, or free zones in Dubai.

Who is the broker?

The broker is an individual who holds a commercial licence for real estate brokerage activities and is registered in the brokers registry to carry out real estate activities in Dubai. Brokers are also permitted to conclude and complete transactions or contracts for a specific fee to be agreed upon in advance with a customer.

There are two types of brokers: for selling properties or for leasing properties. A broker must be registered in the brokers registry and hold a broker card from the Real Estate Regulatory Agency. The role of the broker is concerned with processing matters related to the sale between an owner and a buyer, or an owner and a tenant, with a specific commission agreed upon by the two parties.

What are the conditions for obtaining a real estate broker licence? What are the documents required for that?

Individuals can obtain a real estate broker licence only if they:

Are Emirati or GCC citizens.

Are over 21 years old.

Have completed a non-university real estate diploma course or a university real estate qualification course.

In the case of an expatriate manager, the residency must be on the same licence.

The broker must obtain a certificate of good conduct issued by Dubai Police and directed to Dubai Land Department or the Real Estate Regulatory Agency for all relevant parties.

What is the validity period of the broker card?

The validity date of a broker card associates with the validity of the licence.

What are the conditions for working in the real estate brokerage field?

A broker must have a real estate brokerage licence, needs to be registered in the brokers registry to obtain a certificate of office registration, and must obtain a brokerage card and adhere to the rules and regulations.

Can individuals work in the real estate brokerage field?

No individual is entitled to practise the profession of real estate brokerage before submitting an application for a licence to practice the profession from the competent authorities at the Real Estate Regulatory Agency.

What are the conditions for a brokerage contract?

The contract must clearly state the parties’ data, including the seller or the buyer, the property data, the agreed amount, the commission rate, and the date of registering the property with Dubai Land Department. (the contract was transferred electronically through the Dubai REST application).

What are the categories of brokers?

There are two categories of real estate brokers: brokerage in leasing properties, and brokerage in buying and selling properties. All real estate brokerage offices are classified according to the following classification criteria: gold, silver, bronze, and general.

What are the conditions for registering a real estate brokerage office? What are the documents required for that?

The office is registered automatically when its licence is issued; it is not necessary to submit a registration application.

What are the documents required to renew the real estate broker card and the required fees?

The renewal application is submitted through the Trakheesi system (automatic approval), with a copy of:

Passport photo (optional).
A copy of a valid passport within the folder for citizens/residency for expatriates.
Certificate of continuing education course.
Card renewal fee of AED 520.

What are the documents required to renew a real estate brokerage office license and the fees required for that?

The licences issued by Dubai Economy are automatically renewed. As for licences issued from free zones, the renewal application must be submitted electronically through the Trakheesi system.

How long does it take to obtain a broker’s license?

The licence is issued by Dubai Economy based on the Real Estate Regulatory Agency’s conditions, and this takes 1 – 2 days if the documents are complete.

Is it necessary to request a real estate licence to open an additional branch for a real estate establishment?

Yes, this is requirement. To apply for an additional branch licence:

The main office should have at least 15 brokers.
The facility and all its employees are registered with the Real Estate Regulatory Agency.
An annual AED 5,000 needs to be submitted.

What are the conditions for adding a manager or partner to a real estate establishment on the real estate brokerage licence?

The conditions for adding a manager or partner on the real estate brokerage licence are as follows:

A manager or partner must be 21 or older.
A real estate qualification course for university students/diploma course for non-university students must be passed.
A certificate of good conduct should be issued by the Dubai Police and directed to Dubai Land Department or the Real Estate Regulatory Agency.
The residency of the manager must be on the same licence.
The person must not be a partner or manager on any other real estate brokerage licence.

What are the documents required to add a real estate broker to a real estate facility?

To add a real estate broker, they need to:

Pass the real estate qualification course.
Have a valid certificate of good conduct.
Have a photograph.
Ensure their residency is on the same licence.
Settle a card fee of AED 520.
Have a copy of their passport and a copy of their residency.

Who is qualified to obtain a real estate broker’s licence?

Any person has the right to obtain a real estate broker’s licence according to the required conditions.

Does cancelling a real estate licence require a fee?

No, there are no fees when applying for a cancellation from the Real Estate Regulatory Agency.

How is the broker fee determined?

According to Law No. (85) of 2006, the broker’s commission is determined according to the agreement, and in the event that the commission is not specified in the agreement, then the prevailing custom is adopted.

Can a real estate broker’s licence be cancelled? What are the documents required for that?

To cancel a brokerage licence, a request must be submitted through the licensing authority, and then a cancellation request must be submitted on the Trakheesi system.

Is it required to complete a certain period of residency in the country for a non-citizen to apply for a brokerage licence?

There is no specific duration.

Is it permissible for the wife of a non-citizen to apply for a real estate broker’s licence while she is under the husband’s sponsorship?

Yes, it is allowed, provided that the Ministry of Human Resources & Emiratisation approves and she provides the required documents.

Is it possible to obtain information about real estate establishments and real estate brokers approved by the Real Estate Regulatory Agency?

All real estate brokers can be found at Dubai Land Department’s website, and information can also be obtained through the Dubai REST application.

Can more than one broker be authorised in one transaction?

In the case of a contract between an owner or a buyer with the broker exclusively, the property cannot be offered to more than one broker. However, if the agreement is not exclusive, it is possible to contract with more than one real estate broker.

How can a broker lose their right to obtain a commission?

A broker may lose the right to claim a commission if they are working for the other party in a manner inconsistent with the interests of the party they represent, or if they accept a promise from the other party to obtain interest at a time or during circumstances in which good intentions and the law of morality are not applicable, or in the event that the broker is found to be not licensed by the Real Estate Regulatory Agency.

Does the mediator have the right to receive the agreed-upon commission if the contract is cancelled?

The broker shall receive the commission after concluding the sale contract and registering it with Dubai Land Department, unless the brokerage contract stipulates otherwise.

Does the broker have the right to claim compensation?

In the event that the broker’s directives or negotiations fail to reach the signing of a contract between the two parties, the broker shall not be entitled to request any compensation for the expenses or costs that may have been incurred, unless the brokerage contract stipulates otherwise.

How are the fees of more than one broker calculated in a joint transaction?

In the event that more than one broker participates in negotiations for one party for the purpose of reaching an agreement, leading to the conclusion of the agreement, the brokerage fee is calculated divided between brokers according to the terms of the concluded contract.

But, if one party contracts with a number of brokers independently and on one issue, and one of the brokers succeeds in completing the transactions, then that broker has the exclusive right to get the full commission.

What are the penalties faced by a violating broker?

The penalties that are applied to violating brokers vary, and under some violations, the company is warned. In the event of a recurrence, a fine will be imposed. In some violations, the fine is issued directly. There is also a mechanism in place to apply black points to the office and the broker.

What are the cases in which the name of a broker is cancelled from the RERA registry?

The registration of a broker shall be cancelled from RERA records by a decision issued by the CEO according to the following cases:

If a broker commits a fundamental violation of the applicable laws and directives in the Emirate.
The broker has the right to file a grievance request against the cancellation decision within 15 days from the date of notification.

What are the cases in which a broker loses the real estate brokerage licence?

The broker loses the real estate brokerage if they:

Leave the real estate brokerage profession permanently. That broker must inform the relevant authorities at the Real Estate Regulatory Agency about this.

Would have worked in real estate brokerage for a period of more than 12 consecutive months without a legitimate excuse deemed valid by the committee.

Provide false information when applying for a licence.

Are developers required to obtain a license to advertise projects?

Obtaining a permit from the Real Estate Regulatory Agency to advertise real estate projects is mandatory. If this is violated, the developer is subject to legal accountability.

What are the available communication methods with the Real Estate Licensing Department?

You can contact the Real Estate Licensing Department through:

Email:licensing@rera.gov.ae
Visiting RERA
For more information, please visit the website www.dubailand.gov.ae

Can an expatriate own a real estate brokerage license?

Yes, an expatriate can own the license, provided that there is a citizen services agent.

How to register a complaint against real estate offices?

The complaint can be registered by the following means:

The website through the link dubailand.gov.ae
The Dubai REST app

What are the conditions for submitting a real estate complaint?

The complaint should be against a real estate company licensed in Dubai.
The complaint must be related to a real estate violation that has been committed and not a complaint related to contractual claims between the parties.
Documents supporting the complaint must be submitted, such as a copy of the advertisement, a copy of the payment receipt, proof of the violation, etc.
A copy of proof of identity must be submitted.

What are the real estate complaints that are not received or considered?

Complaints related to the cancellation of reservations, compensation, refunds, and contractual disputes between the customer and the real estate company will not be considered. Complaints related to contractual matters will be closed directly due to a lack of jurisdiction.
Disputes or complaints about contracts concluded for more than six months are not considered.
Disputes and complaints related to lease contracts are not considered and must be submitted through the Rental D

Who is the Owners committee?

It is an owners’ committee formed from the owners of the units separated according to the procedures enforced in the Real Estate Regulatory Agency that fulfil the conditions for obtaining membership. The committee is formed for real estate projects for the first and third categories stipulated in Paragraph (a) of Law No. (6) of 2019 regarding jointly-owned properties in Dubai, as well as the second category if the hotel establishment desires that. The owners committee is formed upon registering at least (10%) of the total number of units in the name of the unit owners in the real estate registry.

What are the conditions that must be met to become a member of the owners’ committee?

To be in full legal capacity
Must be one of the owners residing in the jointly-owned property
Must be of good conduct
To be committed to paying the service and usage charges
Must attend the Owners’ Committee meetings and effectively participating in its sessions

Who is the management company?

It is the company licensed according to the system and approved by the Real Estate Regulatory Agency to manage shared facilities, shared properties, or common parts of the project.

What is the service charge?

The annual financial charges approved by the Real Estate Regulatory Agency that are collected from an owner of real estate units to cover the expenses of managing, operating, maintaining and repairing the jointly-owned property, and is subject to control and auditing according to the applicable system.

What is the usage charge?

The annual financial charges approved by the Real Estate Regulatory Agency that are collected from the owners to cover the management, operation, maintenance and repair of common facilities in the main real estate project.

What are the services for joint-service charges?

They are fees for services audited by statutory auditing offices approved by the Real Estate Regulatory Agency. They are payable by the owners of real estate units in jointly-owned projects in exchange for operating and managing common areas and facilities. They include:

Service charges (security, internal and external cleaning, etc.).
Maintenance charges (all types of maintenance contracts).
Utility consumption bills (electricity, water, air conditioning).
Administrative fees.
Insurance fees.
Master development community charges (usage charges).
Reserve charges (in accordance with the law, an annual sum is collected for emergency and major repairs after a long period of time).

How is the common service charge calculated for the owner of the real estate unit?

The owner’s share of the common services charges is calculated according to the area owned in the title deed of the real estate unit after distributing the total cost of the common services charges to all the owners of the real estate units in the project, each according to the area they own. The owner can also obtain a pricing of the cost of common services charges approved by the Real Estate Regulatory Agency, from Dubai Land Department’s (service charge index), multiply it by the area of the real estate unit, and obtain the total common services fees approved by RERA.

Who is the entity responsible for adopting and approving the common service charges for the project?

The budget allocated for the service or usage charges is approved by the Real Estate Regulatory Agency, after completing the audit from one of the certified legal account auditing offices approved by RERA.

Do service and maintenance charges differ from one project to another?

Yes, service and maintenance charges differ from one project to another depending on the type of services provided in the main building or complex, the size of common areas, and the size and number of real estate units sold.

Should the owner pay the common services charges if they are not approved by RERA?

The Real Estate Regulatory Agency stipulates that the management authorities should not claim service charges until after approval by RERA. In the event that the owners are requested to pay unauthorised service charges, legal measures will be taken against the violators.

To whom can the owners or tenants report to in case there are any enquiries or complaints regarding the low level of services and maintenance in the building?

For enquiries, they can refer to Dubai Land Department’s website or contact the call centre.

For complaints related to the low level of services and maintenance in the project, unit owners can submit a complaint through the Dubai REST application and enter the Real Estate Violations System (RVS) and submit the complaint.

Where can I obtain information on common services charges?

Visit Dubai Land Department’s website https://dubailand.gov.ae and follow these steps:

Select e-services  Services Charge Index  Click on the service link  Start the service Enter the main project name, project name, usage and fiscal year Click on Calculate to get the result

You can also obtain the information via the Dubai REST app.

Where should the service charges be paid?

Service charges are paid in the accounts approved by the Real Estate Regulatory Agency, after the customer receives an e-mail or text message from the Mollak system that allows the unit owners to use the approved electronic channels to pay the service charges.

Who is the responsible party towards the owners in case of managing a jointly-owned property?

The management company is the authority responsible for managing the jointly-owned property and all matters related to the management of the building, the maintenance of common facilities in high quality, and receiving and solving owners’ inquiries and complaints.

What should I do in case of disconnection of services for tenants or owners?

For tenants: refer to the Rental Disputes Center to obtain an immediate decision from the judge to return the service (the matter is on a petition).

For owners: submit a complaint through the Dubai REST app, enter the Real Estate Violations System (RVS) and file a complaint.

How are the jointly-owned property management companies registered?

The company is registered by following these steps:

Visit the Mollak system website https://dubailand.gov.ae/en/MyDLD/#/login.
Choose registration with the owners’ system (registration of the activity of administrative supervision services for jointly-owned properties).
Fill out the online form.

What is the objective of the Mollak system?

The main objective of the Mollak system is to apply the real estate governance system to the real estate sector for jointly-owned properties, regulate the work of management companies, and monitor service charges in jointly-owned properties in Dubai.

What are the services available in the Mollak system?

Register management companies.

Register employees working in management companies.

Register management contracts.

Register statutory financial auditors.

Register financial institutions and banks.

Register the real estate complex in the system.

Request to open a regulatory bank account for the real estate complex.

Request for approval of service charges.

Issue invoices for service charges through the system for real estate unit owners.

Provide approved electronic payment gateways.

How can I pay the service charges through the Mollak system?

The service charge invoices can be paid through below payment options:

Payment Option 1

Pay the service charge by depositing the amount directly into the regulatory bank account mentioned in the invoice, and with the need for the owner to notify the project management company.

Where can I find the regulatory bank account data for the jointly-owned property?
The escrow account information is printed in the invoice.

Do I need to inform my management company after I make the transfer to the regulatory bank account?
Yes, you must present the payment slip to your management company via email or in person.

Where can I find the email address to send the payment slip?
The email address is printed in the footer section of the invoice.

Payment Option 2

Pay using Noqodi (wallet, credit card, net banking).

How can one update the data of owners who cannot access the application? How can the owner’s data be updated outside the country?

The owners’ data can be updated through the following channels:

Contacting the call centre at 8004488
Sending an email to support@dubailand.gov.ae
Visiting real estate service trustee offices

Transaction Services

How can properties be registered in Dubai?

Dubai Land Department is the sole legally authorised entity to register and document all real estate transactions. This is done through an electronic system (e-register) dedicated to this purpose, in accordance with DLD’s specific procedures and based on certain documents and papers.

The transactions undertaken by real estate developers are recorded through the developers’ self-registration system. For the rest of the transactions, owners or their representatives, based on an official power of attorney, and the presence of the parties at the Real Estate Registration Trustee centres located in different regions across Dubai.

Should real estate transactions be registered in Dubai Land Department?

All real estate legislations in Dubai stress the necessity of registering all real estate transactions including ownership, transfer, or change with or without compensation in order to guarantee the rights of investors. All real estate transactions that are not registered in DLD’s registers are considered invalid.

Can the land or property be registered in the name of a foreign company?

Properties and real estate units for non-UAE citizens may be registered in the areas specified by His Highness the Ruler of Dubai in accordance with the provisions of Law No. 7 of 2006 on real estate registration. The properties in such areas may be registered in the names of companies owned by non-UAE citizens provided that such companies are registered in one of Dubai free zones or any of the other emirates as per memorandums of understanding concluded thereof.

Can I transact a granted land (residential – commercial/industrial – agricultural)?

It is not permissible to transact residential granted land except by an order of His Highness the Ruler of Dubai. However, residential granted land for construction, expansion, maintenance and replacement purposes may be mortgaged.

The granted lands (commercial/industrial) may be transacted by the beneficiary after the acquisition of such lands and the settling of the fees stipulated by Decree No. 4 of 2010 on regulating the ownership of the industrial and commercial granted lands in Dubai. Industrial or commercial land may also be mortgaged for the purpose of exploiting the land for which it was granted.

Agricultural lands may not be transacted in any form nor mortgaged unless under an order by His Highness the Ruler of Dubai.

Can the power of attorney be used for the purposes of buying and selling properties in Dubai?

The legal proxy may, under a duly legalised and regulated power of attorney, transact the customer’s properties within the limits of the power of attorney granted as stated in the power of attorney. The validity of the power of attorney including the purposes of transactions such as sale, mortgage and grants shall be for two years. In case of purchase, it shall be for five years from the date of notarisation at the notary public.

What is the initial registration?

Initial registration means registering real estate sales contracts and other legal actions off-plan before transferring them to the real estate registry, and it includes properties purchased off-plan or ready-made properties for which an initial sale certificate is issued indicating the registration of a property. This aims to preserve the rights of owners and investors.

What are the procedures to be taken to approve a power of attorney certificate issued outside the country?

Any power of attorney issued outside the UAE must be formally ratified to be accepted for completing the actions or transactions at the DLD, through ratifying the same by the notary public and the Ministry of Foreign Affairs in the country of origin, as well as the UAE Embassy in the country of origin, and finally the Ministry of Foreign Affairs of the UAE.

Is it possible to assign the real estate unit or the deferred sale contract to a third party before transferring them to the land registry?

Resale is possible after obtaining a No Objection Certificate from the developer.

What is the time period required to complete the transaction of registering the sale of a property and receiving the title deed?

If all the documents required for the procedure are available, it takes an average of 30 minutes to register a sale.

Is there a certain age required to own or transact properties in Dubai?

The law does not set an age limit to own a property in Dubai. However, in case a person desires to sell, donate or mortgage a property owned by a minor, in whole or in part, a judgment awarded by the competent judge approving the sale of the real estate/share of the minor issued from the Awqaf and Minors’ Affairs Foundation for the citizens holding a registration extract (Khulasat Qayed) from Dubai and from the competent court for the rest of the categories shall be submitted.

In the case of a property purchase by a minor (less than 21 years old), the legal guardian shall sign the contract on behalf of the minor.

What are the mortgageable properties according to the law?

In accordance with the laws and regulations enforced in Dubai, any property or real estate unit can be mortgaged as debt security, according to the following conditions:

The property is registered in Dubai Land Department.
The mortgaged property or real estate unit must be established and has an existing insurance mortgage or verdict on the map at the time of the mortgage.
The insurance mortgage may be made only on a property or real estate unit that is valid to transact.

Who has the authority to make a mortgage?

The owner or legal representative is allowed to make the mortgage, and the mortgagor must be the owner of the mortgaged property or real estate unit and must be qualified to transact them.

What is the mortgage portfolio?

A mortgage portfolio means a mortgage of more than one property in one entry.

Does the insurance mortgage include real estate attachments and buildings built on the land?

The insurance mortgage includes the attachments of the mortgaged property or real estate unit, including buildings, plants, allocated properties, and the developments following the conclusion of the mortgage contract.

To what extent is it mandatory to register the mortgage with Dubai Land Department?

The insurance mortgage shall not be valid unless registered at Dubai Land Department, any agreement to the contrary shall be null and void.

Which of the parties to the mortgage will bear the costs of the mortgage contract?

The mortgagor shall bear the costs of the mortgage contract, unless agreed otherwise between the two parties.

Is the mortgagor entitled to transact the mortgaged property?

The mortgagor shall not have the right to transact the mortgaged property or real estate unit without obtaining the consent from the mortgagee (the bank), which leads to the transfer of responsibility for paying the mortgage to the assignee. The mortgagor must also maintain the integrity of the mortgaged property.

Is the mortgagor entitled to manage his mortgaged property?

The law permits the mortgagor to manage the mortgaged property or real estate unit and receive its revenue. In the event that the mortgagor does not commit to paying the payments due, the property is seized, and then sold in public auction, based on a decision issued by the competent court.

Is it possible to mortgage a part of the property?

Yes, it is possible

How much is the registration fee for selling a warehouse?

Fees for registering a warehouse sale contract are collected at a value of AED 10 per square metre of the plot of land on which the warehouse is located, provided that the fee is not less than AED 10,000.

Which of the two parties shall bear the fees for registering the sale of the warehouse?

Fees shall be paid equally between the two parties, unless otherwise agreed upon.

What are the services provided that can be registered through the Real Estate Registration Trustee offices?

All real estate services are provided at the real estate registration trustee offices.

Where can I find the locations and addresses of the Real Estate Registration Trustee offices?

You can find them on Dubai Land Department’s website http://www.dubailand.gov.ae/Default.aspx

What are the working hours of the Real Estate Registration Trustee offices?

8 a.m. – 5:30 p.m.

What are the fees for registering transactions at the Real Estate Registration Trustee offices?

The registration fee is AED 4,000, in addition to the required service fee.

Can properties be sold in auctions?

Yes, properties can be sold or offered at auction with the approval of the owners, or their legal representatives, under a valid and duly certified power of attorney, provided that the date of issuance does not exceed two years.

The court’s decision is sufficient if the auction is in execution of a judgment issued in a lawsuit. In case of a minor, a No Objection Certificate of the sale must be issued by the competent authority (Awqaf and Minors Affairs Foundation).

In the event that a property is sold off-plan, the department must be provided with No Objection Certificate to the sale from the competent authority (the developer).

Can a mortgaged property be sold at auction?

Yes, according to a No Objection Certificate from the mortgage redemption issued by the bank, or according to a decision issued by the courts requiring a mortgage redemption, followed by a sale.

What are the documents required for auction?

A valuation certificate issued by Dubai Land Department of not more than six months from issuance for the purpose of selling in the auction. In case the valuation is for the purpose of the auction, the price shall be reduced by no more than 10% of the price specified in the certificate.
The original title deed
The original municipality map.
A copy of the national ID of all the landlords.
A declaration of sale signed by the owners or their legal representative.
Detailed written data on the property and a signed pledge stating the specifications of the property and its conformity to the reality (number of rooms, bathrooms, lounges, kitchens, parking and annexes, the number of apartments, floors and annual income, and age of the building, its area and service charges).
Letter of undertaking to evacuate and hand over the property free from preoccupations after one month from the date of sale (in case of private housing). If the property is leased, the following shall be submitted: lease contracts, detailed rental statements — showing: contract duration, annual rental, collected amounts, remaining amounts, number of original checks received, number of checks paid, security amount, and everything related to the rent.

What are Dubai Land Department’s fees if the property is sold at auction?

Seller fees:

The auction supervisory fees are at a rate of 1% of the sale value (maximum of AED 30,000).

Registration fees at a rate of 2% of the sale value.

Knowledge fee + innovation fee.

Buyer fees:

Registration fees (a rate of 2% of the sale value).

Fees for issuing the title deed.

Knowledge fee + innovation fee.

Fees for issuing a land map.

How is the starting value of the property displayed in the auction determined?

This is done according to a valuation certificate issued by Dubai Land Department for the purpose of selling in the auction.

Where can I apply for an auction?

This can be done through companies authorised by Dubai Land Department.

What properties can be sold through an auction?

All properties can be sold except for granted lands.

Is it permissible to sell the usufruct (Musataha/long-term lease)?

Yes, the usufruct may be sold within the remaining period of the contract.

What are the documents required to register a business center or business incubator?

Preliminary approval from the Dubai Economy.
Trade name reservation certificate.
Ejari contract.
Approved plans for interior decoration works.
Certificate of completion of interior decoration works.
Survey work fees (AED 2,020).

How are sales registration made remotely, whether through email or video conferencing technology?

The video call service has been modified and activated. If the call is from within the UAE, the video call is registered through the real estate registration trustee’s office and is saved. Though the disbursement instruction form is initially approved along with its requirements, its process will need to be applied electronically.

How is the sales registration process done through the call centre or the customer service centre?

If the call is from outside the country, an email must be sent that includes the property details, the amount of the sale, and the seller’s information, including ID cards, passports, and bank accounts to the centre’s directors. After completing our internal procedures, the office will receive the approval to register by email, and the video call will be recorded by the Real Estate Registration trustee’s office and saved.

The disbursement instruction form is then approved with its attached requirements to be applied electronically. In the event of any error in a number or a letter in the form, the period of time to complete the procedure will be calculated from the date when the error was amended.

Title Deed Services

Where are the title deeds for lands and properties in Dubai issued?

The title deeds of properties owned in Dubai are issued at Dubai Land Department and at the Real Estate Registration Trustee centres.

What are the maps approved by Dubai Land Department?

The registration of land areas and real estate units in Dubai adopts 3 main classifications according to the following:

The main topographic map
Land unit map
Land area map

To whom will the ownership of a property owned by foreigners be transferred in the event of the death of the owner? What are the documents required to transfer ownership?

Dubai Land Department registers the properties of foreigners and others through a letter approved by Dubai Courts, which determines the inheritance procedures according to the laws enforced in the UAE

When is the completed property transferred to the Real Estate Registry and the title deed issued?

The law requires developers to register completed projects in Dubai Land Department as soon as they receive a certificate of completion from the competent authorities. Accordingly, the real estate units that have been fully paid for will be transferred from the initial register to the Real Estate Registry and issuing the title deed/usufruct certificate for the investor.

How does the law deal with the increase or decrease in the property area?

In case the area of the property exceeds the area agreed upon in the sale contract, the increase of the unit net area shall not be considered, and the developer shall not claim the value of such increase, unless otherwise expressly agreed in the sale contract.

In case the area of the property is less than the area agreed upon in the sale contract, the developer is obliged to compensate the purchaser for the change in the area of the real estate unit due to the decrease that exceeds (5%) of the net area of the unit.

Does Dubai Land Department grant any kind of exemptions for fees due for registering a property in the name of specific organisations or entities?

Waiver of any fees can only be granted by an order from the Ruler of Dubai.

What is the procedure followed in case one of the heirs refuses to sell a joint property?

The case is referred to the court.

What are the planning authorities in Dubai?

Dubai Municipality
Dubai Development Authority
Dubai Silicon Oasis Authority
Trakhees
Dubai South

What is the approved unit of measurement in the emirate?

The square metre is the adopted as a unit of measurement.

How is the square metre converted to the square foot?

Multiply the area in square metres by 10.7639104.

How is a square foot converted to a square metre?

The square foot should be divided by 10.7639104.

What documents are required to separate or amalgamate lands?

Land title deeds in case of separation/title deed for all lands in case of amalgamation.
Land maps or the approved master plan with a letter issued by the planning authority.
If the lands are within freehold or long-term rental projects, the developer must submit the application through the developer portal.
If the lands are within the old areas of Dubai (non-freehold), the application must be submitted through the Service Trustee Centres or the Customer Happiness Department.

What documents are required to amend the land area?

Identifying the reason for modifying the area as follows:

Adding an area by purchasing.
Changing the planning.
The land is affected.
In case the land is within the freehold projects or is a long-term rental, the developer must submit the application through the developer portal.
If the land is within the old areas of Dubai (non-freehold areas), the application must be submitted through the Real Estate Service Trustee centres or the Customer Happiness Department.
In case of adding space by buying

A letter issued by the planning authority to add the area.
The land title deed.
The settlement of 4% of the added area value.
A map of the land plot or the approved master plan issued by the planning authority.
In case a change of the planning

The land title deed.
A map of the land or the approved master plan issued by the planning authority.
In case the land is affected

A letter issued by the planning authority to clarify the impact occurred to the land, whether there is a financial compensation or land compensation.
The land title deed.
A map of the land or the approved master plan issued by the planning authority

How long is the time period for issuing the property’s map?

The map is issued within 25 minutes if there is no shortage of documents, or a change in planning necessitates modifying the ownership of the property.

How are audit fees calculated and paid?

The fee for approving a single property is AED 122.5, and it is distributed as follows:

Value (AED)

Fee type

50

Approving a real estate unit

10

Knowledge fee

10

Innovation fee

50

Fees for using the electronic system

2.5

Added VAT fees for using the electronic system

In the case of buildings: the total number of units x AED 122.5, in addition to the value of the options fee from the following list x the number of this type:

250

Approving a map of the land’s common areas

350

Approving a map of the common areas of the building

1,000

Approval of a three-dimensional map (BMS)

500

Approving a three-dimensional map of the common parts of the building

Fees are paid through the developer portal for registered projects, or through an electronic link sent to the owner’s email.

How are the final approval fees calculated and paid?

Fees are calculated as follows:

If the property is registered for the first time, AED 540 per unit will be paid

Value (AED)

Fee type

250

Title Deed

250

Map issuance

10

Knowledge fee

10

Innovation fee

In case of amendment to property data, AED 570 per unit will be paid

Value (AED)

Fee type

250

Title Deed

10

Knowledge fee

10

Innovation fee

In addition to AED 5,000 if there are maps for the common areas.

What are the documents required to separate or amalgamate a unit with a title deed?

Title deed(s)

No Objection Certificate from the developer or the jointly-owned property management company.

A No Objection Certificate from the bank in the event of a mortgage.

A copy of the planning approved by the planning authority and the engineering file of the unit.

A letter from the owner or developer to allocate parking spaces for the separated units.

A copy of the certificate of completion of construction work on the site.

A fee of AED 620 per unit.

After the survey is completed, the data is prepared and a separation/amalgamation report is prepared to provide the service from Service Trustee centres.

What is the procedure if there is a difference in the area between what is registered in the initial registry and the issued title deed?

You must verify the contract area and the registered area (by comparing it with the engineering drawings if available), and then direct the investor to the Legal Affairs Department for advice.

What is the procedure if the property was issued without a parking number, unlike what is found in the sales contract?

The department makes sure of the existence of the data and whether it has been updated, and the developer is asked to update the parking lots or provide us with a letter to confirm the positions. In the event of a difference, the investor is directed to the relevant department in the Real Estate Regulatory Agency, the Registration Services Department, or the Legal Affairs Center.

What are the documents required to add a parking lot or store to the unit?

Title deed.
No Objection Certificate from the developer or jointly-owned property management company.
A letter from the bank if the parking lot or store is located within a mortgaged building, or if it was purchased from a mortgaged unit.
A copy of the unit contract if the parking lot or store falls within the contract, or a contract to purchase the parking lot or store.
In the event of a purchase, a fee of 4% of the value of the position shall be paid if it is at the same market price or more.
It is ensured that the parking lot or store has not been allocated to another unit.
A report to amend the property data, and pay the fees through the service trustee centers, or the Customer Happiness Department.

What are the documents required to change a parking lot for the unit?

Title deed.
No Objection Certificate from the developer or jointly-owned property management company.
A letter from the landlords to change positions or stores.
It is ensured that the parking lot or store has not been allocated to another unit.
Provide a report to amend the property data, and pay the fees through the service trustee centres, or the Customer Happiness Department.

What is the service related to technical reports? How is it provided?

The service is to identify the percentage of completion of real estate projects. It is provided by applying for an inspection on the project by the developer or investor for several purposes, depending on the technical report issued after the inspection of the project and the percentage of completion.

The service is provided to the developer through the developer portal system, the Real Estate Services Trustees centres, or the Customer Happiness Department for investors, real estate experts or others who desire to request a technical report by filling the form to ‘request for technical report’ and paying the service fees of AED 15,070 in advance. The Survey Department will receive the application and send a letter to preview/audit the project and issue the report to be delivered to the applicant.

What are the requirements and procedures for requesting a To Whom It May Concern letter, a map, and valuation of a property through Dubai REST?

The request for a certificate of owned property (to whom it may concern letter) allows customers to register the request while meeting the requirements of real estate management. Based on the request, the customer needs to specify the authority to which the certificate will be presented as well as present the original ID card.

The request for real estate valuation service allows customers to register a request for valuation of all kinds for different types of lands, housing units, commercial and industrial buildings, and villa complexes among others. This service is provided by the Real Estate Valuation Department.

The request for a map of a property provides access to the types of maps approved by the Survey Department at DLD. In case of requesting the sub-division or amalgamation of land plots and issuance of maps, the request will be referred to the GIS Team to verify the planning information of the original, new, or sub-divided land plots based on the information provided by the planning authority. Required documents include a copy of the land title deed or copy of the map or land number, a letter from the owner (in case the owner does not attend), and an original emirates id card.

What is the procedure if there is a difference in the area between what is registered in the initial registry and the sales contract?

The area is verified through engineering drawings, if available, and compared with the data recorded in the initial registry, and then with the sales contract area. After that, the investor is directed to the relevant department in the Real Estate Regulatory Agency, the Registration Services Department, or the Legal Affairs Center.

What are the documents required to separate or amalgamate a unit with a title deed?

Title deed(s)
No Objection Certificate from the developer or the jointly owned property management company.
A No Objection Certificate from the bank in the event of a
A copy of the planning approved by the planning authority and the engineering file of the unit.
A letter from the owner or developer to allocate parking spaces for the separated units.
A copy of the certificate of completion of construction work on the site.
A fee of AED 620 per unit.
After the survey is completed, the data is prepared, and a separation/amalgamation report is prepared to provide the service from Service Trustee centres.

DLD

My phone number is incorrect or missing. What should I do

Contact the Emirates ID authority to update your phone number. We are not authorised to change the phone number associated with your Emirates ID

What if the user is not found?

Please register using your Emirates ID or UAE PASS.

What if you find multiple profiles against your Emirates ID?

Please send an email to support@dubailand.gov.ae with your details, and we will get back to you as soon as possible. Alternatively, you could also visit one of our real estate services trustee centres to update your contact details.

https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/

What if you haven’t received an OTP?

Please verify that you have entered the right mobile number and email address. If you have, please send an email to support@dubailand.gov.ae

My OTP for registration is being sent to a wrong mobile number. How can I update it?

Please visit one of our real estate services trustee centres to update your contact details

https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/

Who is responsible for registering Co-Occupants?

The current occupant, whether owner or tenant.

My email and mobile number is wrong when I try to log in, how can I change it?

Please visit one of our real estate services trustee centres to update your contact details.

https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/

I am a tenant/owner, but I don’t see my property in the dashboard. What could be the problem?

Please visit one of our real estate services trustee centres to update your contact details

https://dubailand.gov.ae/en/eservices/real-estate-service-trustees-centers/#/

I am an owner and can’t find the section to manage co-occupants.

Please send an email to support@dubailand.gov.ae to have your issue resolved as soon as possible.

Should I add my family members as co-occupants if they live with me?

Yes

Is this service for tenants only or owners as well?

It is for the current occupant, whether owner or tenant.

Will I be fined if I don’t register the co-occupants?

No.

What happens if I don’t register co – occupants?

Registration is optional.

Should I register housemaids?

Yes

If the tenant is renting a holiday home, do they have to register co-occupants? What is the process?

Please contact Dubai Economy and Tourism (DET).

Do co-owners need to register co-occupants?

Yes

How can I manage the co-occupants if the Ejari is under a company’s name?

Co-occupant registration is only applicable for residential contracts. If the tenant is a company for residential contracts, such as a labour camp, it needs to register as a tenant representative on the Ejari system. Once it is approved by RERA, the user can log in to the Ejari system and manage the co-occupants.

Do I register subleases as co-occupants?

Registration of co-occupants is the responsibility of the tenant, whether it is a main lease or sub lease.

How can I register co-occupants at labour camps?

Register as a tenant representative in Ejari system. Once approved by RERA, the user can login into the Ejari system and manage the co-occupants.

Can residents on visit or tourist visas register as co-occupants?

There is no need to register for individuals on visit or tourist visas.

Why do we need to register the number of co-occupants?

As part of Dubai Land Department’s efforts to provide the highest standards of quality of life and enhance health and safety standards in existing buildings.

https://www.khaleejtimes.com/uae/dubai-tenant-registration-updated-deadline-removed-names-of-occupants-not-necessary

How do I register GCC co-occupants?

You only need to register the number of co-occupants.